New Construction Development Standards For Lakeland Heights

Transcription

New Construction
Development Standards
For
Lakeland Heights
March, 2014
TABLE OF CONTENTS
I.
II.
III.
GENERAL
A. Introduction to Bridgeland
B. Mission Statement
C. Bridgeland Organization
D. Document Philosophy and Terms
E. Residential Communities
F. Community Logo
G. i. Lakeland Heights Map-Phase 1
ii. Lakeland Heights Map-Phase 2
iii. Lakeland Heights Map-Phase 3 – Sections 4, 5, & 9
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SITE DESIGN
A. Site Design Philosophy
B. Community and Neighborhood Standards
C. Lot Sizes/ Street Frontages/ Neighborhoods
D. Street Relationship
E. House Location on Lot
F. Setbacks
G. Primary Façade Positioning
H. Sidewalks – (Sections 4, 5, & 9 – Ref. Exhibit. D)
I. Alley Driveways
J. Alley Traffic and Maintenance
K. Utility/ Equipment
L. Pools/ Spas
M. Grading/ Drainage
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ARCHITECTURAL DESIGN
A. Philosophy
B. Individual Elements
C. Architecture
D. Antennas
E. Front Porch Ceiling Fans
F. Energy Conservation
G. Special Focus Homes
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BRIDGELAND NEW CONSTRUCTION DEVELOPMENT STANDARDS 3/2014
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TABLE OF CONTENTS
IV.
V.
FENCING
A. General
B. Fence Responsibility
C. Fence Types & Requirements
D. Materials and Finishes
E. Gates
F. Submission and Approval
G. Front Lot Fence Layout
H. Fence Locations - Phase I
I. Fence Locations - Phase II
J. Fence Locations – Phase III
K. Cottage & Village Lot Fencing
L. Townhome Lot Fencing
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LANDSCAPE
A. General
B. Street Trees in the Right-of-Way
C. Boulders/Rocks
D. Landscaping Components
E. Front Lot Landscaping
F. Corner Lot Landscaping
G. Alley Landscaping
H. Private Yard Landscaping
I. Corner Lot at Alley Ends
J. Sod
K. Irrigation
L. Plant Bed Edging
M. Plant Material
N. Energy Conservation
O. Tree Protection and Preservation
P. Approved Plant Material
Q. Required Front Lot Fence Landscape Plan
R. Required Planting Strip Landscape Plan
S. Corner Lot Landscape Plan
T. Terminating View Lot Landscape Plan
U. Interior Lot Landscape Plan
V. Lot Adjacent to Open Space Landscape Plan
W. Townhome Lot Landscape Plan
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TABLE OF CONTENTS
VI.
VII.
PROCEDURES AND SUBMISSIONS
A. General
B. Scope of This Document
C. Procedure
D. Required Submission Information
E. Quality of Submission Content
F. Submission Timing
G. Submission Fees
H. ARC Action on Submittals
I. Variances
J. Appeals
K. Final Inspection Procedures, Penalties, and Variances
L. Certificate of Compliance
M. Certificate of Non-Compliance
N. Remedies
O. Changes in Review Procedures
P. Governmental Regulations
Q. Job Site Procedures
R. Lot Mowing
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APPENDIX
Exhibit A - Street Tree Diagram
Exhibit B - Final Inspection Check List
Exhibit C - Minimum Structured Wiring Requirements
Exhibit D – Sections 4, 5, & 9 Sidewalk Requirements
Exhibit E – Street Tree Planting Detail
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I.
GENERAL
A. Introduction to Bridgeland
Bridgeland is a new town development of over 10,000 acres, strategically located in the northwest
portion of Harris County, between I-10 and US 290, along the (future) Grand Parkway. The initial
access will be from Fry Road which connects to both US 290 and I-10.
The Developer of Bridgeland, General Growth Properties, has a significant and successful heritage in
creating community environments of special character. The plan for Bridgeland reflects the best
aspects of current community planning in Houston and around the country with additional planning
concepts which make it distinctive.
Bridgeland is much more than a residential master planned community. By virtue of its significant
size, Bridgeland is being developed in a creative and comprehensive way with a variety of land uses
organized to create a real “new town”, one which is much more than the sum of the various parts.
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B. Mission Statement
The Bridgeland Mission Statement is as follows:
In the vibrant town that is Bridgeland, excellence and opportunity prevail. Every facet of the town’s
extraordinary beauty will be reflected in its homes, open areas and public centers. Programs that
foster human growth and potential, combined with a universal spirit of citizenship and desire to
excel, will inspire a more meaningful life for all, while supporting the continued enrichment and
growth of Houston.
C. Bridgeland Organization
The physical plan is composed of a Town Center centrally located within Bridgeland and along the
Grand Parkway and a series of residential communities organized by a series of lakes, trails, or roads.
D. Document Philosophy and Terms
Achieving this mission will require the joint efforts of the Developer and individual builders. These
Standards establish criteria and procedures to guide builders, and their architects, engineers, and other
designers in working with the Developer to achieve a physical environment that establishes the new
town of Bridgeland as one of the most desirable locations in the Houston area.
The Bridgeland Architectural Review Committee (ARC) will administer these criteria.
Community
The village is composed of a series of communities of 150 to 250 acres.
Neighborhood
The community is composed of a series of neighborhoods.
Corner Lot
A lot bounded by street right of way or landscape reserve on at least two sides.
Easement
The right of another party (e.g., a utility company, governmental authority, etc.) to use a portion of an
individual property for a limited purpose, as set out in a plat, the Covenants, or an Easement agreement
recorded in the Harris County Real Property Records. The Easements established by the Covenants (the
“Covenant Easements”) affect all lots and provide a buffer zone between properties to minimize the
impact of one lot upon the other. They are set aside to provide utility service and drainage to the
surrounding area, and natural vegetative screening and privacy separations between lots.
Many lots in
Bridgeland are also affected by Drainage Easements (D.E.), Storm Sewer Easements (S.S.E.), Sanitary
Sewer Easements (S.E.), Utility Easements (U.E.), Access and Utility Easements (A.U.E.), and Pathway
Easement (P.E.).
Front Façade
The most predominant front plane of the dwelling, generally, parallel to the street right-of-way and
usually defined by the front corners of the dwelling structure which extend nearest to the side lot lines.
The front façade of a dwelling may be a different depth from the front property line on each side of the
house, depending on the house design.
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Front Yard
The portion of a lot between the front street right-of-way and the front façade of the dwelling.
Interior Lot
A lot which faces a public right of way only on the front and which has other residential lots adjacent on
both sides.
Improvement
Is the placement, construction, alteration or repair of any structure, including, but not limited to, adding or
removing square footage to or from a structure, painting or repainting a structure, or in any way altering
the construction, size, shape or physical appearance of the interior or exterior of a structure.
Improvements may be either permanent that is, affixed to the ground, or temporary.
Landscaping
The combination of natural elements such as trees, shrubs, ground covers, vines, and other living organic
and inorganic material.
Developer
General Growth Properties, and its successor or assigns.
Applicant
Any Builder or other entity who or which has made or intends to make a submittal to the ARC.
Bridgeland Architectural Review Committee (ARC)
A special committee established by the Developer to review and approve all proposals made for
improvements within Bridgeland.
Bridgeland Development Standards
A document containing basic planning principals, general development program, the development review
process and standards required for development within Bridgeland.
Neighborhood
A specific area within a community that has characteristics that distinguish it from other neighborhoods.
Owner
The owner of record title to the fee interest in any tract of land, whether or not they reside on the tract.
Plat
A map of land divisions within Bridgeland that shows individual lots, property lines, building setback
lines, streets, certain easements and other matters. Plats are legal documents recorded in the Real
Property Records in the Harris County Clerk’s Office.
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Property Survey
A scale drawing of an individual lot showing all Easements, platted Building Lines, and the exact location
of all structures and improvements within the lot, prepared and certified by a surveyor or engineer.
Rear/ Private Yard
The portion of a lot between the rear face of the house and the rear property line.
Side Yard
The portion of a lot between the Front Yard and the Rear Yard and extending to the street on the street
side of a Corner Lot.
Sign
Any device, structure, fixture or placard using graphics, symbols and/or written copy of the primary
purpose of identification or advertising any establishment, product, goods or services.
Single Family Dwelling
A structure designed for the residential use of a single family.
Single Family Lot
A lot or tract of land upon which one or more Single Family Dwellings has or will be built.
UE
Utility Easement.
E. Residential Communities
Each of the residential communities will have its own name/identity within Bridgeland.
F. Community Logo
The officially adopted logo and logotype of Bridgeland shall only be used in reference to the
Bridgeland community. All other uses shall be approved in writing by the developer. The use of the
logo and logotype for advertising and marketing material is encouraged, but is an official trademark
and requires permission for use. No modifications to the logo or logotype will be allowed.
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G. Lakeland Heights
i. Phase One
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ii. Phase Two
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iii. Phase Three Sections 4 & 5
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iv. Phase Three Section 9
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II.
SITE DESIGN
A. Site Design Philosophy-the “Big-Ideas”
The land planning for Bridgeland is focused on creating a distinctive water-side new town. The nature
of the overall street system (thoroughfares/collectors/residential streets), the overall residential
hierarchy
(town/community/neighborhood),
and
the
relationship
to
amenities
(water/parks/trails/activity centers) reflect a consistent approach. The Land Plan emphasizes desirable
views of water, open space and other amenities, while minimizing the less desirable views, such as
that of rear fences, etc. to enhance the life of the Bridgeland residents
B. Community and Neighborhood Standards
Within individual residential neighborhoods, some particular design considerations may vary,
reflecting the character of that particular area. Therefore, some portions of these development
standards will apply universally throughout Bridgeland, while some standards and criteria may be
particular to an individual community, to individual neighborhoods or even to lots within a
neighborhood.
C. Lot Sizes/Street Frontages/Neighborhoods
Within the phase one and phase two of Lakeland Heights, lot sizes/street frontages range from 42 to
50 foot in width. Future phases may vary in size.
D. Street Relationship
The overall appearance of the streetscape will be a major part of the impression of Lakeland Heights.
There are various elements that contribute to the streetscape impression including: the houses, the
house location on the lot, the garage location in relation to the alley, the landscaping in the right of
way and the landscaping on the lots. Buildings will define streetscapes through the use of generally
consistent setbacks. The streetscape will also be reinforced by projecting porches, shade trees and
other vertical elements, such as garden walls, hedges or appropriate fencing, which define front yards
and street edges.
E. House Location on Lot
In determining the location of the house, the following factors should be considered: visibility from
street, shape of lot, floor plan, setbacks, relationship to adjacent houses, relationship to lakes and
amenities and the use of rear alley garage access.
i. Detached Garages - Detached Garages are permitted. All garages must be accessed from the
service drive/ rear lane. A front entry garage accessible lot is not allowed.
ii. Decks and Patios - Decks shall be setback at least five feet from any property line and in general,
shall be behind the rear line of the house. Where the rear has several planes, the ARC will make
an individual judgment. Decks and patios may be placed within the utility easement; however,
the utility company has a right to remove them at the Builder’s/ Homeowner’s expense.
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F. Setbacks
COTTAGE LOTS & VILLAGE LOTS
The smallest detached home lots in the Village of Lakeland Heights are the Cottage Lots with lot
widths of 42 feet. These relatively narrow lots with rear lane garage access are designed with
private spaces located in side courtyards and/or between the house and the garage.
At 50 feet wide, Village Lots will accommodate somewhat larger homes than Cottage Lots.
FRONT BUILDING LINE
The front building line is the closest the main body of the house may be to the front property
line. The typical front building line for Cottage and Village Lots is 15 feet from the front property
line.
FRONT FACADE RANGE
The front facade range is 5 feet in from the front building line. The primary front facade shall be
built within this range.
CORNER-SIDE BUILDING LINE
The corner side building line is typically 10 feet in from the corner side property line. See the
diagram for the alternate corner-side condition. (See Alternate Corner-Side Setback)
CORNER-SIDE FACADE RANGE
The corner-side facade range extends 5 feet in from the corner side building line. The primary side
facade shall be built within this range.
REAR SETBACK/BUILD-TO LINE
The rear setback is 16 feet from the rear property line on the Utility Easement side of the rear
lane. On the non-U.E. side there is a 3feet build-to line. On all lots on the non E.U. side of the rear
lane except corner lots there is an alternate 16 feet rear setback line. All lots which are served by rear
lanes shall access their garages and off-street parking from the rear lane.
ENCROACHMENTS
Porches and bays may encroach up to 5 feet beyond the front building line and 5 feet beyond the
corner-side building line with porch steps encroaching further as needed. Masonry Chimneys and roof
overhangs my similarly encroach up to 30 inches.
NOTE:
No Vertical structure shall encroach into any Utility Easement.
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Setbacks (cont’d)
NOTE:
The alternate corner-side setback condition controls when the fronts of houses on the block align
perpendicularly rather than being parallel. Additional width must be given to corner lots in this case
to allow for a regularly sized house to align with adjacent front building line.
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G. Primary Facade Positioning
Option 1
This diagram illustrates one possible way a home may be positioned on a lot in the Village of
Lakeland Heights. The Primary Facade is located 2 ft. within the Front Facade Range with the 7 ft.
front porch encroaching beyond the Front Building Line by 5 ft. The Corner-Side Facade is located 2
ft. within the Corner-Side Facade Range with the 7 ft. side porch encroaching beyond the Corner-Side
Building Line by 5 ft. Steps are allowed to encroach the minimum necessary distance beyond the
front porch.
A.)
B.)
C.)
D.)
E.)
F.)
G.)
Front Property Line
Front Building Line
Front Facade Range
5 ft. Front Porch Encroachment
Corner-Side Building Line
Corner-Side Facade Range
5 ft. Corner-Side Porch Encroachment
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Primary Façade Positioning (cont’d)
Option 2
This diagram illustrates another possible way a home may be positioned on a lot in the Village of
Lakeland Heights. The Primary Facade is located at the back edge of the Front Facade Range with the
8 ft. front porch encroaching beyond the Front Building Line by 3 ft. Steps are allowed to encroach
the minimum necessary distance beyond the front porch.
A.)
B.)
C.)
D.)
Front Property Line
Front Building Line
Front Facade Range
3 ft. Front Porch Encroachment
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Primary Façade Positioning (cont’d)
Option 3
This diagram illustrates another possible way a home may be positioned on a lot in the Village of
Lakeland Heights. The Primary Facade is located on the Front Building Line. The 5 ft. front stoop is
encroaching its maximum allowable distance beyond the front building line. Steps are allowed to
encroach the minimum necessary distance beyond the stoop.
A.)
B.)
C.)
D.)
Front Property Line
Front Building Line
Front Facade Range
5 ft. Front Stoop Encroachment
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H. Sidewalks (See Section VII Appendix-Exhibit D for public sidewalk requirements for LH
Sections 4, 5, and 9)
i. Front Sidewalk - Front sidewalks shall be 4’ wide and shall extend from the front porch to the
curb. All front sidewalks in Lakeland Heights shall have special paving accents of brick or stone
banding that coordinate with materials used on the house. Entire walks of brick or stone are
desired, but gray concrete will be allowed as a field surrounded by accent banding. Maximum
slope of 2% is allowed from the house to the street in order to maximize the potential for steps at
porches.
According to TDLR standards, sidewalks shall have a maximum side slope of 2% and a
maximum running slope of 5%.
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ii. Steps - Visible surfaces of steps leading to porches/ houses shall be 100% brick or stone paving
to match house and sidewalks detailing. Step width shall be 6’ width or greater. Tread widths
shall be minimum 12”. Riser heights shall be equal heights, minimum 4” to a maximum of 6”.
I.
Alley Drive-ways
Alley driveways shall be minimum 4” thickness with #3 rebar, minimum 18” o.c. Doweled
expansion joints shall be min. 20’ o.c. A scored joint pattern shall be applied to concrete driveway
surfaces with 4” wide picture frame finish. Finish shall be medium broom finish in direction parallel
to alley. Special garage doors and trellises are encouraged. Brick or stone accents that coordinate
with the house may be added in driveways. Driveways shall be scored so that it is divided into equal
panels.
J. Alley Traffic and Maintenance
i. Traffic – The traffic flow within the alleys shall be two way in nature. Drivers are encouraged to
be courteous to the other drivers using the alley and be aware that they may be required to pull
over and allow another driver to pass by. Parking along alleyway is prohibited. All vehicles shall
be parked on the driveway or in the garage.
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ii. Maintenance – Each resident is responsible for the maintenance and upkeep of all areas located
on their lot. This includes all sod / shrubs that may be located between the privacy fence and
edge of alley paving. No material or equipment, of any kind, will be allowed to be stored outside
the privacy fence along the alleyways.
K. Utility/Equipment
Electrical and gas utility meters and A/C compressors will be unobtrusively located toward the rear of
house and screen from public view by landscaping or appropriate fencing. Transformers on
individual lots will be screened with landscaping to minimize visual impact.
L. Pools and Spas
Portable or permanent above ground swimming pools are prohibited. Smaller, prefabricated above
ground hot tubs are acceptable if part of an integrated deck system. If visible from public view or
from other lots they shall be skirted, decked, screened, or landscaped to hide all plumbing, heaters,
pumps, filters, etc.
Swimming pool appurtenances as rock waterfalls and sliding boards shall not be over six feet (6’) in
height. Skimmer nets, long handle brushes, pool chemicals, filters, pumps, heaters, plumbing, etc.
shall not be visible from public view.
Pool Walls shall not encroach on utility easements. If pool plumbing is required in utility easements,
contact the local utility company before digging. Wood or concrete pool decks may be placed on
utility easements, but are subject to removal by utility companies and replacement will be at lot
owner’s cost.
Pool decks shall be set back a minimum of five feet (5’) from the side building setback and a
minimum of five feet (5’) from the rear property line. All pools and spas, with a site and landscaping
plan, shall be approved in writing by the ARC prior to construction.
Other requirements:
i. Drains. Pool and backwash drains shall discharge into the sanitary sewer system at connections
approved by the MUD.
ii. Dwelling Foundation. The Owner should obtain competent engineering advice to determine that
the swimming pool is located far enough from the dwelling foundation to maintain support for the
foundation.
iii. Elevation. The pool should be elevated above the surrounding grade a sufficient height to not
permit an inflow of storm water.
iv. Excavation. Excess soil from a swimming pool excavation shall be removed from the site by the
lot owner.
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v. Lights in or around swimming pools shall be included on the plan for review and approval.
vi. Pools, spas and accessory structures will match or compliment the home design and detailing.
vii. No pre-fabricated storage buildings are allowed.
viii. There shall be no construction access from any lake or Common Area unless permission is
granted by the HOA and/ or ARC.
ix. A damage deposit must be posted by the Owner or Builder prior to any construction to cover any
damage caused to common property.
M. Grading/ Drainage
The Owner shall ensure that the placement of any improvement or landscaping does not halt or
materially impede drainage flowing off of a neighboring tract, and does not redirect the flow or
significantly increase the amount of water flowing onto a neighboring tract. Enforcement of this
requirement is by the affected property owner(s).
Graded slopes shall not exceed 3:1. All slopes shall be properly stabilized to prevent erosion. Lawn
areas should have slopes of at least 2% to prevent standing water. Generally, driveway slopes should
not exceed 7%.
i. Grading at Lot Perimeters General. Grading beyond lot boundaries is not allowed unless
approved by the master developer. Any damage to areas outside the lot caused by construction
activity shall be repaired at the home builder’s cost.
ii. Drainage onto Adjoining Lots. Adjoining properties shall be protected from flooding or surface
drainage.
iii. Parcel Drainage. Drainage discharge points for each neighborhood and community have been
predetermined. Grading at lot edges should provide for positive drainage away from perimeter
property lines and back towards internal street or drainage facilities.
iv. On waterfront lots, special attention should be paid to controlling runoff into the adjacent body
of water especially during construction. Waterfront lots include lots that are adjacent to lakes,
bayous, ponds, or any other water body or wetland.
v. Wherever possible, drainage shall be directed away from this body of water to avoid soil,
fertilizer, pesticides, petroleum products, and other chemical runoff. These concerns apply both
during and after construction. The dumping of any foreign material into the water body is
strictly prohibited.
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III.
ARCHITECTURAL DESIGN
A. Philosophy-the “Big Ideas”
The standards in this section provide a basis for developing the design concepts, forms, and materials
used for homes within Lakeland Heights. This section identifies those architectural elements that
influence the overall neighborhood appearance and perception of the street scene character. Homes in
Lakeland Heights will incorporate a combination of architectural style and craftsmanship. Each home
in Lakeland Heights will see a higher standard of architectural development with special care and
attention to detailing and the use of materials appropriate to the region. Among the most important
characteristic of traditional neighborhoods, such as Lakeland Heights, is the concept of walkability.
The streets are relatively narrow and lined with shade trees creating a safe haven for bicyclist and
pedestrians. Homes will be aligned along the street to create a comfortable outdoor space for
pedestrians to enjoy. (Please reference the Lakeland Heights Design Guidelines for further detail).
B. Individual Elements
i. Styles - The styles have been categorized into four preferred stylistic groups that detail the
character and characteristics of each home. The four styles are as follows: Classical, English
Tudor, French and Craftsman. (Please reference the Lakeland Heights Design Guidelines for
further details on each particular style).
ii. Garages - Garages are to be located at the rear of the lot and accessed by rear lane. A front entry
garage on service drive/ rear lane accessible lots are not allowed.
a. Carports - carports are permitted.
b. Garage living areas (Granny Flats) - living areas above detached garages are permitted.
c. Walk-connected driveway or garage - to the house are permitted. Backyard (private) area
walk location to be approved
iii. Roofs a. Rooftop Elements - The roofs shall be kept as visually unobstructed as possible. Off-ridge
vents must be located on back side of ridge or on the side elevation behind the front
elevation. Continuous ridge vents are permitted. Gable end vents that are not functional must
appear to be functional. Perforated aluminum or vinyl soffit vents are not acceptable from a
street or public open space. Decorative vent designs shall be consistent with the Architectural
Style. No solar collectors shall be allowed on any roof slope visible from a public street,
lakefront, or other Common Area. Rooftop or window HVAC equipment is not permitted
under any circumstances. Vinyl or aluminum soffits are not allowed on Primary or
Secondary elevations
b. Roof Material - The roof material shall be flat tile, slate or synthetic slate or architectural
grade composite shingles as appropriate to the style of the home. Standing seam metal
roofing may be used on low slope add-on structures.
c. Exposed Roof Penetrations - All exposed stack vents, skylight curbs, attic ventilators, and
other metal roof accessories shall match or closely resemble the roofing color. Roof and
valley flashing shall be of a pre finished color that matches the roof color. Lacing valleys
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with shingles is also permitted where adequate sub surface water protection and support is
provided. Roof mounted ventilators shall be no higher than 10 inches above the roof surface.
Under no circumstances shall any of the above mentioned items extend above the ridge line
or parapet on an approved flat roof. The number and size of stack vents shall be minimized.
iv. Chimneys - Chimneys and fireplace flues enclosures shall be constructed of brick, stone or
stucco. Siding shall not be used as an exterior finish for these elements. Spark arrestors and caps
are required on all chimneys. The spark arrestor and cap shall be unadorned and designed to
match or be compatible with the color and material of the exterior elevations of the home. Caps
shall be of metal or masonry construction.
v. Porches a. Porches - Porches are encouraged when appropriate to the overall architectural character and
style of the home. Porches will serve as either a part of an entry element and/ or as an
outdoor living space. Front and corner side porches will be designed with a minimum depth
of 7’0’’. The materials, scale, proportion and details will complement the overall
architectural character and style of the home. Porch floors with a floor level more that 3’0’’
above finished grade shall be supported on posts, heavy timber, or masonry posts or piers. A
solid masonry skirt wall as well as screening that is appropriate to the architectural character
of the house is also acceptable.
i. Front porches and corner-side porches must be open. Screened or enclosed porches are
not permitted where they are visible from a street or open space.
ii. Porch beams: The width of the porch beam shall be equal to the diameter of the column
at the column neck.
iii. Pilasters or half columns, when used, shall match the porch columns. Pilasters shall be
used when the porch is appended to the main body of the house. When the porch roof is
integral with the main body roof, pilasters are optional. Refer also to the Architectural
Style, in the design guidelines, for specific proportion characteristics of each style.
C. Architecture
i. Style - The exterior architectural style shall be in conformance with the project character of
Lakeland Heights. A range of styles is permissible provided that a particular style is deemed
appropriate by the ARC for Lakeland Heights. All elements of a home shall be architecturally
compatible. The main house and all accessory structures shall be on the same architectural style
within any given lot. Mixing styles within a lot is not permitted. Add-on elements: Smaller
massed forms attached to the Main Body are referred to as “add-on elements” (e.g. porches,
hyphens or wings). Often these add-on elements suggest that they were added over time. Add on
elements are encouraged. The minimum floor to ceiling heights shall be appropriate to the style
but not less that 10’0’’ for the first floor and 9’0” for the second floor. Materials and finish
changes may occur on appendages, add-on elements, ancillary structures, dormers or gable end
accent elements as consistent with the Architectural Style. (Please reference the Lakeland
Heights Design Guidelines for further details on each Architectural Style and their individual
elements).
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ii. Plan Repetition –
a. If a plan is to be repeated with the same front elevation design on either the same side or
opposite side of the street, it shall not occur more frequently than every third (3rd) consecutive
lot. Thus, where this situation exists, at least two (2) other homes shall occur between the
next repeated front elevations. Brick and trim color in this situation shall be different.
b. If a plan is to be repeated with a different front elevation design on the same or opposite
side of the street, it shall not occur more frequently than every second (2nd) consecutive lot.
Thus, where this situation exists, at least one (1) other home shall occur between the next
repeated floor plan with a different front elevation design. Brick and trim color in this
situation shall be different.
The ARC reserves the right to reject any elevation that closely resembles that of a nearby house
or in any way detracts from the overall street scene. Identical uses in brick type and color, and
siding color are generally prohibited on homes which are adjacent to one another.
iii. Detailed Elements a. Gutters & Downspouts - Gutters and downspouts shall be designed and installed so that
water runoff does not adversely affect drainage on adjacent property. If gutters are not used,
positive drainage away from the building shall be provided. Downspouts are to be located to
provide a clean, unobtrusive appearance, terminated by either splash blocks or connection to
the storm sewer. Gutters and downspouts shall be integrated with architectural design in
color, shape, and location. Drain pipes tied into rain gutter downspouts shall be completely
hidden from view, by shrubs or ground cover large enough and dense enough to screen.
b. Rain Gutter Drains - Although gutters are not required, roof design or the use of diverters
are encouraged to keep dripping water off of patios, balconies, stairs, doorways, etc. Positive
drainage away from the house should be provided for rainfall, irrigation, air conditioner
condensate and all other types of water runoff. Roof drainage that will ultimately create
erosion or run across pedestrian walks and paths is not acceptable. Drainpipes tied into rain
gutter down spouts shall be completely hidden from view. Plant shrubs and ground cover
large enough and dense enough to screen visual obstructions. Use splash blocks where
practical.
c. House Numbers - House numbers shall be a minimum of four (4) inches tall sandblasted into
a precast panel, when used on a masonry wall and a single plaque when using a siding wall.
The panel shall be located on the front façade of the house. Particular fonts are not required;
however, the text shall be easily read from the street. House numbers may be added to the
rear of the garage facing the alley.
d. Security Devices/Bars - Security devices such as sirens and speaker boxes shall be the
minimum size needed to be effective and shall be located unobtrusively. Security and/ or
burglar bars on the exterior of homes are not permitted. If security devices are being
considered for a home, the builder/ developer shall utilize a device which is not visible to
public view and preferably mostly contained within the home.
e. Exterior Materials/Colors - Exterior Materials must be appropriate to the architectural style
of the house. Exterior Materials may include brick, painted brick, stone, wood siding (or
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smooth finish cementations siding), or hard coat stucco. (Note: Synthetic stucco, i.e. EFIS
shall not be permitted). Architectural details and exterior finish materials shall be the same
on all elevations of the main body of the house so that the main body provides a consistent
palette of materials, finishes and colors for wall and roofing materials.
Wall Material Transitions - Material and finish changes may occur on appendages, add-on
elements, ancillary structures, dormer or gable end accent elements as consistent with the
Architectural Style. Architectural detailing shall remain consistent on all (4) elevations of the
main body. Transitions in details may change at inside corners of primary and secondary
elevations.
Brick - The use of brick and brick colors must be appropriate to the architectural design of
the house. The use of natural stone, and the color and pattern of the stone must be
appropriate to the architectural design of the home. Samples of brick or stone must be
submitted for review to the ARC.
Stone - Stone on the exterior of a residence shall be approved by the ARC to ensure
architectural compatibility within Lakeland Heights.
Masonry Mortar Joints-All mortar joints shall be tooled; “slump” joints will not be
allowed. Mortar colors if used, shall be selected to compliment the brick or stone color.
Stucco – The use of authentic stucco is permitted. The stucco shall conform in color with all
other exterior housing materials.
Trim-All entry and window trim, soffits, fascias, cornices, and similar architectural trim
elements shall be constructed of wood, or an alternate wood-like material that has been
submitted for review and approved by the ARC.
Windows – Window type/color/finish shall be complimentary to the overall character of the
home’s design. Mill finish aluminum is not permitted.
Windows shall be vertically
proportioned and head heights will be in proper proportions to the scale and mass of the
house. The minimum window head height is 8’, not the standard 6’8” height. Undersized,
short or ‘trendy’ multi-arched or shaped windows are not acceptable. Clear glass shall be
used in all windows and doors. Colored, tinted, or reflective glass is not permitted. Clear
low-emissivity glass is allowed. Windows that are visible from the street or public spaces
should be true or simulated divided lights. Painting the inside face of the glass is not
acceptable. Glass block windows are not permitted on a front or corner-side façade.
Columns - The selection of square, round, milled, masonry or built-up columns must be
appropriate to the style of the house. The construction documents must contain details and
sections which clearly illustrates the style, components, size, location of any column, and the
relationship to the frieze board or beam. The outside face of any column shaft will align the
outside face of the frieze board or beam above. The column cap will project beyond the face
of the frieze bard or beam, both at the inside and outside face of the column shaft and beam
above. The column base is typically larger than the capital and will be, or ‘appear’ as, solid
stone, brick or wood. The foundation or porch edge must be extended beyond the edge of the
frieze or beam above to allow proper column alignment. This must be properly depicted on
the construction documents. All columns must be of wood, masonry or composite material
and properly flashed to allow for a long-lasting waterproof condition. Visible aluminum vent
blocks are inappropriate and shall not be permitted. The spacing of the columns shall be
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symmetrical with equal sections not to exceed 4/5 of the column height. Openings between
columns shall be taller than the distance between each column, therefore being vertical in
proportion. Column bays on frontage lots shall always be odd numbers, although the center
bay need not be the stoop or entry bay.
Doors and Entries - Front entrance doors will be designed or selected to complement the
design, style, and character of the entry and the overall architecture. In general, four or six
panel wood or ¾ glass with wood panel below are appropriate styles. 8’0” tall entrance doors
are recommended. 6’8” tall doors with the use of sidelights and transoms must be appropriate
to the overall entry design. If used, sidelights must match the design of the entrance door.
Transoms must have a minimum glass height of 12” and will be incorporated as a single
door/transom unit with continuous casing trim. Overscaled, two-story or separate transoms
are inappropriate. Storm or security doors are only allowed if the design, material and color
match that of the entrance door and after review of full submittal of details or actual sample
are approved by the ARC. Metal doors are not acceptable.
Shutters - When shutters are used they must be appropriate to the architectural design and
style of the home. ‘False’ decorative shutters mounted directly to the wall and shutters which
do not match the height and ½ the width of the window opening are not acceptable. Shutters
for double or grouped windows are not acceptable. Shutter height shall be equal to the
window opening height. Each flanking shutter shall be one-half the width of the window so
the shutters can completely cover the window if in a closed position. Shutters shall be
installed to be operable or shall mounted with the hardware to appear operable. Louvered
shutters should be installed so as to shed water away from the house when shutters are in a
“closed” position. Hinges and shutter dogs shall be provided on each shutter. Shutter dogs
will be located along bottom rail.
Dormers - Dormers will generally be composed as a secondary architectural element used in
a functional or nonfunctional fashion to complement the primary form of the main structure.
Typically, dormer roofs will be hipped, gabled, shed or arched depending on the
characteristics of the main house style. In general dormers will be vertically scaled and
proportioned and should tightly frame an appropriately sized and style window. Dormers
shall be no wider than the window(s) plus required corner casing. Refer to the Design
Guidelines for further detail. Regarding each Architectural Style.
Equipment - All miscellaneous equipment, including, but not limited to utility meters,
condensing units, pool equipment, satellite dishes, irrigation controllers, solar panels and
plumbing stacks shall be located in such a way that they equipment is not visible from
adjacent streets. Hedges, low fence enclosures or other landscape means of screening the
equipment is required.
Refuse/ Storage - Refuse containers, wood piles, etc. will be stored within an enclosed
storage area, appropriately fenced, walled or screened from public view by landscaping.
Awnings - Awnings are prohibited.
Materials Submission - Samples of all finished materials will be submitted by all builders to
the ARC for approval. Each builder is required to submit a color palette to the ARC for
approval.
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u. Exterior Colors - Exterior paints and stains for each residence shall be selected to
complement or harmonize with the colors of the other materials with which they are used.
The general intent is to encourage greater variety among homes along the street. Refer to
color chart in Appendix, Exhibit D.
v. Exterior Building Lighting - Exterior light fixtures viewed from the street will be of a style,
size and material that is appropriate to the home’s architectural character. The quantity, lamp
type, location and mounting height will be reviewed and approved by the ARC. Security
lights shall not be visible from the street or public open space and shall not shine onto an
adjacent property.
i. Front Lots—each house with a front porch shall have one recessed downlight or sconce
over the porch and shall be mounted under the soffit. Lights shall be a maximum 75
watts, incandescent or equal. Front lights may remain on from dusk to dawn. Bare bulbs
shall not be visible to the street, public sidewalks, alleys, or adjacent properties.
Additional floodlighting is not acceptable on front lots.
ii. Alleyways—all garages shall have one recessed downlight or one decorative wall sconce
on each side of the garage door. Lights shall be hard wired and on photocell. (No floodlights)
iii. Private Garden Areas—Additional downlights in eaves, wall mounted lights with cutoff shields or wall sconces may be installed to light outdoor use areas. Unshielded flood
lights shall not be used. Lighting should be on an energy-saving timer to turn off before
12 pm. Exterior lights located on the second story of homes are prohibited.
iv. Uplights—uplights with shields to hide source may be installed on trees or to highlight
architectural accents. The lamps within the uplights shall be white only and may not
exceed three 20 watt bulbs per tree. Tree mounted ‘moon lighting’ is not acceptable.
D. Antennas
Television antennas on roofs shall be avoided. It is preferable that antennas be placed within the attic
space of a home or that the resident makes use of cable services. If placed outside, the antenna shall
not encroach on neighboring private or public property. Antennas, satellite dishes, and radio towers
shall not be readily visible to neighbors or from a public right of way. If the antenna is placed on the
site, it is suggested that the smallest antenna possible be used to avoid attention. Radio towers are
prohibited.
E. Front Porch Ceiling Fans
Front porch ceiling fans are allowed. Material and finish shall be approved by the ARC prior to
installation.
F. Energy Conservation
Minimize large glass areas on south and west sides of the home. Where windows are necessary,
provide roof overhangs, porches, trellises, louvered windows, etc. to minimize direct heat gain.
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G. Special Focus Homes
Special focus homes are typically located at street and lane intersections, at the end of a view
corridor, and/ or a street edge that defines public open spaces. Special focus homes will receive
more intense review in all aspects of design and implementation. Please refer to the fence and
landscape sections on the following pages for further requirements. Corner homes and homes
with terminating views are examples of special focus home conditions. (Please refer to the
Lakeland Heights Design Guidelines book for further detail.)
IV.
FENCING
A. General
This chapter outlines required fencing locations and types.
B. Fence Responsibility
Neighborhood fencing as outlined and illustrated in these guidelines will be the responsibility of each
builder as they develop lots.
C. Fence Types & Requirements
i. Front lot fencing - Front lot fencing is required on designated lots and optional on all other lots.
Entry columns only, at front walk, are also optional at lots not designated for front fences. Front
fencing shall extend from property line to property line. Fencing may turn down property lines and
connect to 6’ side lot fencing between the houses. A minimum 2’ wide landscape buffer must be
left between the public sidewalk and fence. If fence does not return down property line to connect
to a 6’ fence, fencing must terminate with decorative columns at the sidewalk and at side lot
property line. No two consecutive lots shall have the same fence design. Fence types shall be as
follows:
a. Classical Style- wood, brick, or tubular steel (Type B, C, D and E)
b. English Tudor Style- brick, tubular steel or stone (Type A, B, E or F)
c. French Style- brick, tubular steel, or stone (Type A, B, E, or F)
d. Craftsman Style- wood, brick or stone (Type, A, B, C, or D)
Brick and stone need to be approved. All fences columns to have appropriate structural footings.
Gates at front lot fencing is optional.
Front lot fencing for Townhomes will be constructed per building as opposed to per lot.
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Fence Type A – Stone
Fence Type B - Brick
Fence Type C - Wood Picket
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Fence Type D - Brick Column with Wood Picket
Fence Type E - Brick Column and Base with Tubular Steel
Fence Type F - Stone Column with Tubular Steel
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ii. Fencing between Houses (Front setback) - Fencing between houses shall be set back 20’ from
front building line. Fencing between houses is required and shall be a Lakeland Heights
traditional wood fence (Type G). Fencing between housing should align with any adjacent
existing fence. All fences and columns to have appropriate structural footings.
Fence Type G
iii. Side Lot Fencing - fencing along side lots lines (between houses) shall be Lakeland Heights
traditional wood fence. (6’ good neighbor)
Good Neighbor Fence
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iv. Corner Lot Fencing – Fencing shall be tubular steel with masonry or stone columns and base to
be compatible with the architectural style of the house (Type K or L). Columns to be located at
all property corners and a maximum of 15’ apart. Fencing on corner lots shall be set back 20’
minimum from the front building corner and located 2’ inside the side property line. When the
fence turns and runs parallel to the alley, it shall be located a minimum of 7’ from the edge of
alley paving and terminate with a column at the driveway (refer to cottage and village lot
diagram). A tubular steel fence (see metal fence detail) with gate shall run from the terminating
column along the driveway and end at the house/garage. The front yard of corner lots shall not be
fenced. All fences and columns to have appropriate structural footings.
v. Alley Fencing - Alley fencing may be type G, H, I, J, K, or L. Fencing along the rear lot line in
alleys is required. Alley fencing shall be placed a minimum of 7’ from the edge of alley paving
but may be placed further from alley paving if desired. The finished side of the fence shall face
the alley. All fences and columns to have appropriate structural footings.
Fence Type G
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Fence Type H
Fence Type I
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Fence Type L
Metal Fence
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vi. Lots with Terminating Views - Houses that are designated as a terminating view shall have
columns at entry walks. Optional fencing shall be compatible with the architectural style of the
house.
D. Materials and Finishes
Brick and stone materials shall be compatible with the brick and stone of the home architecture. Cast
stone shall be natural, earth-tone color. Wood shall be treated Southern Yellow Pine and Cedar. Side
lot fencing, fencing between houses (Type G) and wood on alley fencing shall have natural cedar
pickets without paint or stains. Front lot wood picket fences are to be painted or stained black, white
or a color compatible with the architecture. Submit colors for approval. All tubular steel fencing
shall be painted or powder coated black, white, dark brown, or dark green.
E. Gates
Gates shall match adjoining fences’ style/color and openings shall not exceed 5’.
F. Submission and Approval
The ARC shall approve all fences prior to installation. The Builder shall clearly identify on each site
submission, the fence type being proposed on all sides of the lot, as a confirmation of correct
interpretation of the information on the Neighborhood Diagrams in the Appendix.
G. Front Lot Fence Layout
Brick or stone need to be approved. All fences and columns to have appropriate structural footings.
Fence Layout
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H. Fence Locations - Phase I
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Fence Locations - Phase I (cont.)
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I.
Fence Locations - Phase II
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Fence Locations - Phase II (cont.)
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Fence Locations - Phase II (cont.)
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J.
Fence Locations - Phase III (TBD)
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Fence Locations - Phase III (cont.) (TBD)
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Fence Locations - Phase III (cont.) (TBD)
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K. Cottage & Village Lot Fencing
REFERENCE PAGE 47
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REFERENCE PAGE 46
Cottage & Village Lot Fencing (cont.)
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L. Townhome Lot Fencing (TBD)
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V.
LANDSCAPE
A. General
This section outlines the standards for creating an attractive and functional landscape environment
that enhances the architecture of the houses, provides a canopy along streets, buffers unwanted views
and provides color, texture and visual interest.
B. Street Trees in Right-of-Way
Street trees are required in the street right-of-way in the area that extends from the curb to the
sidewalk. Each street will have a single species of street tree to reinforce neighborhood identity.
The Builder is responsible for the cost and installation of all street trees along their lot(s). Refer to the
Street Tree Master Plan in the Appendix of these Guidelines for detailed information on street tree
type required.
The spacing of the trees will be at forty feet (40’) on center along all streets within Lakeland Heights.
This applies on all street frontages whether at the front of houses on an individual lot, or at the side of
a corner lot. All trees shall be purchased in 65 gallon or larger containers. The trees shall be centered
between the back of the curb and the edge of the sidewalk. All street trees shall be staked with metal
tree stakes and guyed. Street tree location will also be determined by the developer.
Harris County requires that street trees be located forty feet (40’) back from all county street signs
(along the site line) to avoid the street tree obstructing the view of the sign.
The Builder is responsible for maintenance of street trees within the right-of-way adjacent to their lot.
In the event that any street tree in the right-of-way is lost due to damage or disease, the Builder shall
immediately replace it with a tree of the same height and type to the one lost. Trees along the streets
shall not be changed, relocated, or removed without prior consent from the ARC.
C. Boulders/Rocks in the Right-of-Way
Boulders/Rocks located in the right-of-way are a violation of Harris County policy and are not
allowed.
D. Landscaping Components
These guidelines address the following areas: street, front lot, corner lot, alley, and private yard
landscaping.
E. Front lot Landscaping
The front lot landscaping will extend from the back of the curb of the street that the house faces to the
façade of that house.
i. Trees-Minimum of 1 ornamental tree. Trees must be a minimum of 20’ from the street trees.
Like species shall not be planted on adjacent lots.
ii. Shrubs/ Groundcover- 50% minimum (This includes the area from the back of the sidewalk to the
front of the house.)
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iii. Shrubs/ Groundcover-75% minimum for lots with terminating views (This includes the area from
the back of the sidewalk to the front of the house).
iv. Turf-50% maximum (This % does not include the sod required in the right of way.)
An optional landscape border may be installed along front walk. Plant heights may not exceed 30”.
Reference following list for approved tree species.
F. Corner Lot Landscaping
Corner lot landscaping is the side of a lot located on a corner where two streets intersect.
Landscaping on this ‘corner’ is also part of the ‘public’ view and shall be landscaped consistently
with/and addition to the front lot landscaping.
i. Trees-minimum 1 canopy tree and 1 ornamental tree in addition to other required trees that are
included in the front lot landscaping (This includes the area from the back of the sidewalk to the
front of the house.) One tree shall be located within 20’ of alley entry.
ii. Shrubs/ Groundcover-50% minimum
iii. Turf-50% maximum (This % does not include the sod required in the right of way.)
A minimum 3’ landscape border shall be continuous along the fencing adjacent to the sidewalks on
all corner lots. Plant height shall not exceed 30”. A 4’ ht. shrub hedge shall be planted on the private
side of the fence and shall be continuous along the length of fencing types with tubular steel such as
types J, K and L.
G. Alley Landscaping
Alley landscaping should promote a pleasant view as the main entry and exit point for residents to
their homes.
i. Trees- 1 of the required private landscape trees shall be planted within alleyway or within 10’ of
alley paving.
ii. Shrubs/ Groundcover- 25% minimum with a maximum of 1/3 of this area being groundcover
iii. Turf- Maximum 75%
iv. A 4’ ht. shrub hedge shall be planted on the private side of the fence and shall be continuous
along the length of fencing types with tubular steel such as types J, K and L.
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H. Private Yard Landscaping
Private landscaping within fenced areas should be planted and maintained to provide shade and
provide a good indoor/outdoor relationship between private areas and homes.
i. Trees- Minimum 1 canopy tree and 1 ornamental tree per lot (one tree to be within 10’ of alley
paving)
ii. Turf—100% (Shrubs can be added if desired)
I.
Corner Lots at Alley Ends
i. Trees- Minimum 1 canopy tree at end of each alley
ii. Shrubs-a single row of shrubs will be installed to screen view into alleyway (reference fence
diagram)
J. Sod
All areas that have sod installed will use St. Augustine. This includes front, corner, alley, private yard
and the area between the curb and the right-of-way where the street trees are located. Lawns may be
“overseeded” with rye grass (maintained to 2 1/2” height). Neither gravel nor rock is permitted for
ground cover.
K. Irrigation
Irrigation is preferred, but not required on lots. Sprinkler heads shall be located to effectively and
evenly water intended area with 100% coverage while minimizing overthrow onto pavement, walks,
etc. Sprinkler heads located along alley ways should be set back 2’ off of alley paving.
Builders shall instruct the homeowners in the operation of the system. Care shall be taken to avoid
irrigation spray and runoff on adjacent property. All irrigation systems shall be designed and installed
by a licensed irrigator in the state of Texas and be equipped with a backflow prevention device as
mandated by appropriate local code.
L. Plant Bed Edging
Plant bed edging is not required. If edging is installed, it must be in keeping with the architecture and
materials of the residence. Scalloped concrete borders, plastic edging, and landscape timbers etc., are
not permitted. Plant bed edging requirements are not limited to those listed in these Guidelines. Plant
bed edging materials and construction design shall be submitted with the landscape plans prior to
installation.
M. Plant Material
On the following page is a list of approved plant material. Other plant material may be used if
approved by the ARC, but priority shall be given to plants from this palette. The Builder is
encouraged to use a blend of the suggested plant material. Planting plans shall be reviewed and
approved by the ARC prior to installation.
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N. Energy Conservation
Large shade trees and vegetation reduce soil temperatures and provide shade beneficial to plants in
the hot summers of coastal Texas. Deciduous trees on south and west exposures create summer shade
while allowing the sun to penetrate in winter months. Shading air conditioner units can save energy
and reduce utility bills.
O. Tree Protection and Preservation
Protection of trees on construction site:
i. Fences or barricades shall be placed around drip line (outward extent of tree canopy) of trees to
prevent storing of machinery or equipment, which can cause soil compaction and mechanical
damage. No materials or equipment of any sort may enter or be stored within the fenced
protection area or drip line of the tree; potentially toxic materials such as solvents, paints,
gasoline or oil, etc., shall not be poured on the ground near the drip line of the trees.
ii. There shall be no parking of vehicles or equipment under existing tree canopies.
iii. Excessive pedestrian traffic shall not occur within drip line of trees. Care shall be taken when
working in the vicinity of trees in order to prevent damage to trunks, branches, and foliage.
iv. Soil shall not be excavated, spread, spoiled, or otherwise disposed of within the drip line of trees.
v. Trash fires are prohibited.
vi. Trenching or boring near protected trees shall be avoided when possible. When necessary, care
shall be taken to avoid damaging the tree’s root system by hand trenching.
vii. Placement of utilities within the drip line is detrimental to chances of survival on a developed
Lot. Where keeping utility lines from within tree canopies is not possible, care shall be taken to
protect root system as much as possible.
viii. In close areas, where fencing to drip line is not possible, protect trunk by strapping (not nailing) a
continuous shield of wood 2”x 4”x 5’ around the trunk and laying plywood on the ground in drip
line of tree to prevent compaction of soil by trucks or machinery. No nails, bolts, ropes, or guy
wires shall be attached to any trees.
ix. Prune trees horizontally using accepted methods to compensate for any loss of root system.
x. Fencing. Every effort shall be made to preserve existing trees by adjusting fence lines to weave
among, jog around, or abut to trees or stands of trees. No part of a fence may attach to a tree. No
tree having a diameter greater than 6” measured 2’ above natural grade may be removed for
installation of fencing.
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P. Approved Plant Material
Canopy Trees (minimum 65 gal, 3 1/2 caliper)
D.D. Blanchford’ Magnolia - Magnolia grandiflora
Texas Pistache - Pistacia texana
Laurel Oak - Quercus laurifolia
Willow Oak - Quercus phellos
Water Oak - Quercus nigra
Nuttall Oak Quercus nuttallii
Shumard Oak - Quercus shumardii
Southern Live Oak - Quercus virginiana
Monterrey Oak - Quercus polymorpha
Drake Elm - Ulmus parvifolia ‘Drake’
Bald Cypress - Taxodium distichum
Cedar Elm - Ulmus crassifolia
American Elm - Ulmus Americana
Perennials
Bicolor Iris - Dietes Bicolor
Bearded Iris - Iris x germanica
Butterfly Iris - Dietes ‘Butterfly’
Variegated Shell Ginger - Alpinia zerumbet ‘Variegata’
Shasta Daisy - Chrysanthemum x superbum
Butterfly Weed - Asclepias curvassavica
Coreopsis - Coreopsis rosea
Turks’ cap Lily - Lilium superbum
Foxtail Fern - Asparagus densiflorus
Purple Coneflower - Echinacea purpurea
Bigblue Liriope - Liriope muscari
Black-eyed Susan ‘Goldstrum’ - Rudbeckia hirta
Cherry Chief Sage - Salvia x ‘Cherry Chief’
Mexican Bush Sage - Salvia leucantha
Peter Pan Dwarf Agapanthus – Agapanthus ‘Peter Pan’ *
Purple Trailing Lantana - Lantana montevidensis *
Lily of the Nile - Agapanthus spp.
Common Lantana - Lantana camara*
Louisiana Iris - Iris spp.
Hot Lips - Salvia microphylla ‘Hot Lips’
Lily of the Nile - Aganpanthus spp. *
*Denotes plants for use with front lot fence.
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Ornamental Trees (minimum 30 gal, 1 1/2 caliper)
American Holly - Ilex opaca
East Palatka Holly - Ilex x attenuata ‘Eastern Palatka’
Yaupon Holly - Ilex vomitoria
Possumhaw - Ilex deciduas
Savannah Holly – Ilex xattenuata ‘Savannah’
Crape Myrtle - Lagerstroemia indica
Waxleaf Ligustrum – Ligustrum japonicum
Little Gem Magnolia – Magnolia grandiflora ‘Little Gem’
Cherry Laurel – Prunus caroliniana
Shrubs
Abelia - Abelia spp.
Azalea - Azalea sp.
Coppertone Loquat - Eriobotrya japonica ‘Coppertone’
Japanese Blueberry - Elaeocarpus decipiens
Dwarf Crapemyrtle - Lagerstroemia indica ‘dwarf’
Barberry - Barberis thunbergi
Plum Delight - Loropetalum ‘Plum Delight’
Bottlebrush - Callistemon spp.
Chinese Fringe Flower - Loropetalum chinensis
Holly Fern - Cyrtomium falcatum
Southern Waxmyrtle - Myrica Cerifera
Common Oleander - Nerium oleander
Nandina - Nandina domestica spp.
Dwarf Oleander - Nerium oleander ‘Petite Salmon’
Rose Hybrids - Rosa spp.
Texas Mountain Laurel - Sophora Secundiflora
Spirea - Spirea spp.
Gold Star Esperanza - Tecoma stans
Japanese Cleyera - Ternstroemia gymnanthera
Mexican Buckeye - Ungnadia speciosa
Lilac Chaste-Tree - Vitex agnus-castus
Prostrate Juniper - Juniperus prostrate * ‡
Japanese Boxwood - Buxus microphylla * ‡
Green Mound Juniper - Juniperus procumbens * ‡
Clara Indian Hawthorn - Raphiolepis indica ‘Clara’ ‡
Carrisa Holly - Ilex cornuta ‘Carrisa’ * ‡
Yaupon Holly - Ilex vomitoria * ‡
Burford Holly - Ilex cornuta “Burfordii’ ‡
Waxleaf Ligustrum - Ligustrum japonicum ‡
* Denotes plants for use with front lot fence.
‡ Denotes plants for use without front lot fence.
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Groundcover, Grasses, & Vines
Groundcover
Foxtail Fern - Aspargus densiflorus ‘Myersi’
Asian Jasmine - Trachelospermum asiaticum
Bigblue Liriope - Liriope muscari*
Evergreen Daylily - Hermerocallis spp.
Bulbine Lily - Bulbine bulbosa
Giant Liriope - Ophiopogon gigantean
Verbena - Verbena spp.
Garden Violet - Viola odorata
Australian Violet - Viola hederacea
Variegated Shell Ginger - Alpinia zerumbet ‘Variegata’
Variegated Society Garlic - Tulbaghia violacea ‘ Variegata*
*Denotes plants for use with front lot fence.
Grasses
Monkey Grass - Ophiopogon japonicas
Cassian Fountain Grass - Pennisetum alopecuroides “Cassian’
Vines
Coral Vine - Antignon leptopus
Crossvine - Bignonia capreolata
Tumpetvine - Campsis spp.
Carolina Jasmine - Gelsemium sempervirens
Clematis - Clematis spp.
Mandevilla - Mandevilla spp.
Bougainvillea - Bougainvilleae x spectoglabra
Fig Ivy - Ficus pumila
Evergreen Wisteria - Millettia reticulate
Virginia Creeper - Parthenocissus quinquefolia
Climbing Rose - Rosa spp.
Confederate Jasmine - Trachelospermum jasminiodes
Page 55 of 78
Q. Required Front Lot Fence Landscape Plan
Page 56 of 78
R. Required Planting Strip Landscape Plan
Page 57 of 78
S. Corner Lot Landscape Plan
Page 58 of 78
T. Terminating View Lot Landscape Plan
Page 59 of 78
U. Interior Lot Landscape Plan
Page 60 of 78
V. Corner Lots At Alley Ends
Page 61 of 78
W. Townhome Lot Landscape Plan (TBD)
Page 62 of 78
VI.
PROCEDURES & SUBMISSIONS
A. General
The process of submitting plan, specifications and samples to the Bridgeland Architectural Review
Committee (“ARC.”) is explained in this section. This process is a mechanism for insuring uniform
conformance by Builders to the guidelines established to create a new town consistent with the
Bridgeland Mission Statement. A clear, direct statement as to acceptability of construction plans will
be made to builders who make submissions according to the standards and within the stated review
time period.
B. Scope of This Document
All new construction, subsequent construction, remodeling with exterior exposure, expansion, and
demolition of structures within Bridgeland in general, and Lakeland Heights, shall be reviewed and
approved by the ARC, prior to commencement of any on-site building or construction activity. The
ARC may consider any and all exterior elements of design including, but not limited to, size,
massing, architectural style, colors, materials, harmony of design and other factors that, in the opinion
of the ARC, affect the appearance of the improvement(s) and/or their compatibility with surrounding
development.
This document specifically applies to the activities of Builders constructing new homes on lots within
Lakeland Heights on which there are no existing structures. A separate yet similar document will
govern subsequent activities by homeowners or builders on lots once the initial construction activities
have been completed.
C. Procedure
The review process begins when a Builder submits an application form with two sets of plans,
drawings, specifications and other required information to the ARC for processing. Submissions
shall be made to the address listed below. Application forms and information can also be obtained
from that address.
Bridgeland
ATTN: Architectural Review Committee
23720 House Haul Road
Cypress, TX 77433
PH: 281-213-9600 Fax: 281-256-7341
The address listed for the ARC may change from time to time in the course of the development of
Bridgeland.
Page 63 of 78
D. Required Submission Information
The builder is required to submit the following information to be reviewed by the ARC.
i. Architectural
a. Floor plans and (all) exterior elevations at a minimum of 1/8”=1’-0”
b. Outline specifications with materials/colors list clearly referenced to location
c. Statement of House Square Footage
ii. Site
Plot plan drawing at a minimum scale of 1”=30’ including the following information
a. Neighborhood Name, Section Number, Block Number, Lot Number
b. Right of way, minimum setbacks & easements
c. Actual footprint of house and garage, with dimensions of main elements from property line
d. Driveway, patios, walls and any other flatwork, fully dimensioned
e. Utility service locations
f. Total area of all footprint areas of impervious cover including house and garage footprint
g. Location, height and material of each exterior fence or wall
h. Any proposed freestanding exterior lighting, including fixture cuts including locations,
mounting heights and manufacturer’s catalog photographs of proposed fixtures.
i. Any temporary construction facilities such as trailers, storage locations, fences, temporary
signs, lights, etc.
j. Actual material samples of all exterior wall material and roofing. Complete color
combinations of all exterior colors including siding, trim, gutters, downspouts, doors,
windows, roof material, etc.
E. Quality of Submission Content
It is in the interest of both the Builders and the Developer that this process be a smooth and timely
one. Towards that end, the approvals can be facilitated if complete and high quality documentation is
provided to the ARC. When an Application is received, it is reviewed for completeness. An
Application that is not complete will be returned with an explanation of the reasons for this action. A
complete Application will be processed and reviewed by the ARC.
F. Submission Timing
Submissions to the ARC for approval may be made at any time. Responses will generally be made
within 7 days from receipt, however there is no time restriction and lack of response shall be deemed
a rejection.
G. Submission Fees
Nominal fees may be established by the Developer in the future to help defray the expenses
associated with the review of improvements. The fees are adjusted from time to time and are based on
the complexity of the project proposed. A list of current fees can be obtained from the Developer’s
office.
Page 64 of 78
H. ARC Action On Submittals
The approval process is intended to minimize hardship or undue delays, while facilitating the
common goals of the Builders and the Developer. Every effort will be made to review and act upon
applications as soon as possible after they are received.
Notice of Approval, Conditional Approval or Disapproval of each submission will be returned to the
Applicant via email or fax. Construction may proceed immediately following receipt of written Final
Approval.
I.
Variances
Variances to these Standards may be granted by the ARC. Any variance granted will only be
applicable to the specified site and conditions for which the variance was granted, only if it has
been identified in the submitted plan and specifically approved by the ARC. Granting of such a
variance will not modify or change any standards as they apply to other lots or conditions.
All variances shall be exercised within one year from the date of approval, or the variance shall be
null and void. Upon an application being filed 30 days prior to expiration and for good cause, the
ARC may grant an extension of time not to exceed one year.
J. Appeals
Every aspect of a proposal is carefully weighed and most projects are approved. If a proposed
submission is not approved by the ARC, the applicant may appeal the decision to the ARC in writing
within 10 days of receipt of the ARC decision. Appeal can be made by addressing a letter to the ARC
stating the decision being appealed and the specific objection to the decision. The ARC then hears
and rules on appeal as promptly as possible. All decisions of the ARC are final.
K. Final Inspection Procedures, Penalties, and Variances
A representative of the ARC must inspect the improvements to verify that they have been constructed
in conformance with the Covenants, the approved plans and these Development Standards.
i. Inspection Procedures and Penalties
Each Builder is responsible for requesting a Final Inspection on a home once it is completed and
before it closes. Anyone who fails to request a Final Inspection before a home closes will be
subject to a $500.00 fine.
Any non-compliance issues noted on a Final Inspection completed after a home closes will be
sent to the Builder initially. If the issues have not been resolved within seven days, then the
Homeowner will be notified through the HOA that they are in violation of the New Construction
Development Guidelines.
If a Final Inspection is done before a home closes and there are any un-resolved issues still
remaining after the closing, those items will also be submitted to the Homeowner through the
HOA as a request to comply with the New Construction Development Guidelines.
Page 65 of 78
All notices sent to Homeowners will include a suggestion that they contact the Builder to make
the necessary corrections in order to be in compliance with the New Construction Development
Guidelines.
The Homeowners will also be informed that it was the Builders responsibility to make sure that
all construction requirements were met before the home closed.
ii. Variances
When applying for a variance on an issue of non-compliance, the following steps must be
followed:
a. Submit a written request per address
b. List all issues separately per request
c. Give detailed information per issue as it relates to the Construction Development Standards
d. Submit all written requests to:
John Stoneham
Builder Coordinator
P: 281-389-6444
F: 281-213-9638
All variance requests will be considered on a case by case basis and issues will be considered
individually
L. Certificate of Compliance
Following the inspection, where the improvements are found to be in conformance with the
Covenants, the approved plans and these Development Standards, the ARC will issue a Certificate of
Compliance stating that the improvement complies with the Covenants, the approved plans and these
Development Standards. Refer to Appendix VII, F
M. Certificate of Non-Compliance
Where the improvements are found to not conform, a Notice of Non-Compliance may be recorded in
the Harris County Real Property Records, which may require compliance with the Covenants and
these Development Standards before the property can be sold.
N. Remedies
Additional remedies and enforcement rights exist under the Covenants. The ARC may file suit to
obtain an injunction mandating compliance with the Covenants and the Standards. The ARC has the
further right, after proper notice to the Owner, to go onto the property where a violation exists, fix or
remove the violation, and collect any costs incurred from the Owner.
O. Changes In Review Process
The ARC reserves the right to alter the review process in order to ensure an adequate review of all
submissions while accommodating the needs of Builders.
Page 66 of 78
P. Governmental Regulations.
The Covenants and these Development Standards are not intended to permit any action prohibited by
applicable laws, rules, or regulations of any governmental authority. Where these Standards contain
requirements in addition to or more restrictive than applicable governmental laws or regulations, the
provisions of these Standards are binding and enforceable, and prevail over the requirements of such
laws or regulations unless these Standards are expressly made unenforceable by law or judicial
decisions.
Q. Job Site Procedures
i. Construction Fencing
On certain Reserve areas that border on the side of a lot there will be a Developer installed
construction fence. This construction fence will remain in place until the builder gives
notification of at least one week prior to the installation of the final grade/fence on the home
under construction, whereupon the Developer will have the construction fence removed. Any
damage to the construction fence will result in a $150.00 repair fee and any removal of the
fencing will result in a $300.00 replacement fee to be paid by the builder to Bridgeland
Development, L.P.
Each builder is still responsible for the install of orange construction fencing along all lot sides
that face common areas, lakes or vacant lots that does not have construction fencing already
installed by the Developer.
ii. Trash Containment
All lots under construction are required to have two forms of trash receptacles (types A &B).
They must be kept on site and maintained during the construction process.
a. Type A – refers to a trash bin that will be used to contain trash material that will most likely
be wind blown from the construction of the home. This material includes but is not limited to
shingles, insulation, a/c ducts, and mortar bags. Material such as interior trim and tile will
also be placed in this trash bin. The trash bin will have three sides that will be made of heavy
gauge wire panel or solid wood material. Orange safety fence will not be accepted unless it is
used in conjunction with another material, such as the heavy gauge wire, that will contain the
trash in the bin. The dimensions for the trash bin will be 8’ to 10’ long for each panel and a
height of 4’ to 6’ for each panel.
Heavy material such as lumber and brick should be placed in a single pile on the lot under
construction. Any additional small debris left over after trash pick-up should be placed in a
trash bin. No random material should be left out around the house.
b. Type B – refers to a trash bin that will be used to contain trash from labor and trade personnel
working on the job site (plates, cans, food trash, ect…). This trash bin will be a fifty-gallon
plastic drum or similar product that functions in the same capacity. Daily clean up food trash
is required in order to reduce the amount of trash that is blown into the streets and
neighborhood.
Each builder is responsible for enforcing the daily clean up of food trash and making sure that
all construction trash around the house is contained.
Page 67 of 78
iii. Silt/Mud in Street
Each builder is responsible for insuring that every lot under construction has a silt fence installed
and maintained along with keeping the street clean by removing any silt or mud that develops.
Each builder is also responsible for repairing any silt fence that is damaged on an adjacent lot
during construction. This also included the removal of any dirt or mud that accumulates in the
street from access to a home under construction via an adjacent lot.
iv. Damage to common areas and or cul-de-sac island
The builder is responsible for any damages incurred on the common areas and or cul-de-sacs
sustained by their subcontractors or delivery trucks. This includes but is not limited to ruts,
planting damage, and or irrigation damage. The builder will either be asked to replace or repair
the damaged material or be billed for any damages.
R. Lot Mowing
Each builder is responsible for ensuring that the lots they own are mowed on a monthly basis.
Page 68 of 78
VII.
APPENDIX
Exhibit A - STREET TREE DIAGRAM (TBD)
Page 69 of 78
Exhibit B - FINAL INSPECTION CHECK LIST
Page 70 of 78
Exhibit C - MINIMUM STRUCTURED WIRING REQUIREMENTS
SFU STRUCTURED WIRING REQUIREMENTS FOR U‐VERSE The Builder agrees to provide Structured Wiring (“SW”) within each Home of a U-verse
Subdivision based on the following definitions and in accordance with the following
specifications:
I.
HOME MAIN DISTRIBUTION FACILITIES (“HMD Facilities”): HMD Facilities
include Underwriters Laboratories (UL) Listed CAT-5e Universal Twisted Pair
(UTP) 4-pair cables and Tri or Quad-Shield RG-6 coax cables, and are used to
provide Voice, Internet Access and Video services into the Home. HMD
Facilities are placed between the AT&T demarcation point, usually located on the
exterior of the Home, and the Central Wiring Panel (CWP) usually located inside
the Home. Depending on the type of facilities AT&T uses to serve the Home, the
AT&T demarcation point will be referred to as either the fiber-fed Optical Network
Terminal (ONT), or the copper-fed Network Interface Device (NID). All SW
served Homes must be equipped with the following HMD Facilities:
A. Two UL Listed CAT-5e UTP 4-pair homerun cables between the NID or ONT
usually located on the exterior of the home, and the CWP usually located
inside the home.
B. One Tri or Quad-Shield RG-6 homerun cable between the NID or ONT
usually located on the exterior of the home, and the CWP usually located
inside the home.
In addition, fiber-fed Homes will be equipped with a fiber-fed ONT and will
require an AC Power Feed. See Section II, paragraph C – AC Power Feed
for information about the AC power feed required to power the ONT.
Page 71 of 78
II. HOME INSIDE WIRE (“HI Wire”): The HI Wire is placed between the CWP and the
Voice, Internet Access, and Video outlets within the Home. All SW served
Homes must be equipped with the following HI Wire facilities:
A. Voice/Internet access Outlets within the Home:
Minimum of Two Voice/Internet access outlets
All Voice/Internet access outlets must be wired and equipped per
bullets 1 – 3 below:
1) A minimum of One, and recommendation of Two UL Listed CAT-5e
UTP 4-pair homerun cables between the CWP and each
Voice/Internet access outlet.
2) Outlets should include ports for RJ11 & RJ45
3) Outlets should be within 3’ of a Standard, Duplex 110V AC Nonswitched, Grounded outlet
B. Video Outlets within the Home:
Minimum of Two (2) Video Outlets per Home
All Video Outlets must be wired and equipped per bullets 1 – 4 below:
1) One UL Listed CAT-5e UTP 4-pair homerun cable between the
CWP and each Video Outlet
2) One Tri or Quad-Shield RG-6 homerun cable between the CWP
and each Video Outlet
3) Outlets should include ports for RJ45 & F-Connector
4) Outlets should be within 3’ of a Standard, Duplex 110 AC Nonswitched, Grounded outlet
Page 72 of 78
C. AC Power Feed:
Fiber-fed Homes will be equipped with a fiber-fed ONT and will require
an AC Power Feed used to poser the ONT from an Uninterruptable
Power Supply (UPS) that AT&T will mount in a controlled environment
(320 – 1130 F) inside the Home, and within a maximum distance of
100’ from the ONT.
The Builder agrees to provide the following in each fiber-fed Home:
1) One UL Listed 16 gauge stranded copper 1-pair cable should be
installed during construction, between the ONT and a builder
selected Standard, Duplex 110V AC Non-switched, Grounded
outlet in a controlled environment and within a maximum distance
of 100’ from the ONT.
MDU STRUCTURED WIRING REQUIREMENTS FOR U‐VERSE 1. New Construction: The wiring installed by the Builder within each residential Unit
shall be installed in a star configuration from the central wiring panel to each
communications outlet. The following are the Builder Wiring Requirements within
each Unit:
i.
ii.
One (1) 4-pair CAT 5e cable should be placed between each
Voice/data jack and the central wiring panel; and
One (1) tri-shield RG6 cable or one 4-pair CAT 5e cable should be
placed between each video jack and the central wiring panel.
Page 73 of 78
Page 74 of 78
Exhibit D – Required public sidewalk design for Sections 4, 5 and 9
Page 75 of 78
Exhibit D – Continued.
Page 76 of 78
Exhibit E – Street Tree Planting Detail
Page 77 of 78
Exhibit E – Street Tree Planting Detail –Continued
Page 78 of 78

New Construction Development Standards For Lakeland Heights

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